Land remains one of the most powerful and enduring investments you can ever make.
It’s a tangible asset that appreciates steadily, hedges against inflation, and can become a foundation for generational wealth.
But here’s the truth: buying land in Nigeria can be a minefield of risks if you don’t do your homework.
Across Nigeria, thousands of people lose millions yearly to fraudulent land sales, unclear ownership, or government acquisition simply because they skipped basic verification steps.
Whether you’re buying land in Lagos, Port Harcourt, Abuja, Owerri, or your hometown village, the process may differ slightly — but the principles of due diligence remain universal.
In this comprehensive guide, we’ll explore six essential checks (plus one bonus tip) that can save you from costly mistakes and land disputes.
Verify Ownership
The first and most fundamental question to ask before paying for any property is
Who is the rightful owner of this land?
Ownership in Nigeria can belong to:
An individual (personal property)
A family (communal land)
A community (ancestral or village land)
The government (statutory ownership)
One of the most common causes of land disputes arises when a single family member sells communal land without consent from others. You might get a “sweet deal” from an uncle, only to discover later that he had no authority to sell.
Always deal directly with the head of the family or principal representatives (if family land), and insist on a family resolution or witness letter acknowledging the transaction.
For individually owned land, request the Deed of Assignment or Conveyance that clearly shows how ownership was transferred from the previous owner.
If the land was inherited, please verify that there is a will or a letter of administration confirming rightful ownership.
Confirm the Title Document
A land’s title document is its birth certificate.
It tells you not only who owns it, but also the extent of legal rights attached to it.
Common Nigerian land titles include:
Certificate of Occupancy (C of O)
Deed of Assignment
- Deed of Conveyance
Deed of Sublease
Governor’s Consent
Registered Survey
Allocation Letter (common in government layouts)
Unfortunately, fake or forged titles circulate widely. A smart way to avoid being scammed is to conduct a title verification search at the state’s land registry.
If you’re buying land in Port Harcourt, visit the Rivers State Ministry of Lands and Survey. For Lagos, go to the Alausa Lands Bureau. A simple search fee (₦10,000–₦30,000) could save you millions.
Authentic title verification ensures the land:
Exists in the government’s cadastral records, and
Is free from encumbrances or multiple claims.
Conduct a Proper Land Survey
A survey plan is the only legal document that defines the land’s boundaries, coordinates, and exact measurements.
Without it, you’re buying “air.”
A survey plan helps you verify:
The true size of the land (in square meters)
The exact location and boundary points
Whether the land overlaps with another property or a public zone
In Port Harcourt, for instance, one plot is approximately 465 square meters.
If your survey plan reads anything significantly lower, you might be buying half a plot without knowing it.
Always use a licensed surveyor (registered with SURCON, Surveyors Council of Nigeria). Please request the Beacon numbers and verify them against the official land map.
Check for Government Acquisition or Zoning Restrictions
Many investors ignore this step until bulldozers show up.
Not all land in Nigeria is “free.” Some are under government acquisition, reserved for infrastructure, industrial development, or environmental protection.
Before paying:
Conduct a Land Information Search to confirm whether the land is freehold, committed, or acquired.
If it’s “free,” confirm the zoning use: residential, industrial, or commercial.
For example:
Buying a residential house in an area zoned for heavy industry can lead to future demolition or reallocation.
Your lawyer or surveyor can apply for a land information certificate at the state Ministry of Lands. This step is non-negotiable.
Check for Encumbrances (Legal or Financial)
A property may look perfect yet be legally toxic.
Encumbrances mean there’s an existing claim, dispute, or financial obligation tied to the land. Common examples include:
Two families fighting over the same plot
Land used as collateral for a bank loan
Court injunctions or pending lawsuits
- Area marked and purchased by the government for special use
Ask the seller for a non-encumbrance certificate, or request your lawyer to verify through the Land Registry.
If the land is under litigation or a bank charge, walk away immediately. It’s better to lose a deal than lose your peace (and capital).
Assess Physical Accessibility and Topography
Can you physically access the land you want to buy?
Many investors purchase land online or through friends, only to later discover there’s no road leading to it.
During inspection, check:
The road network leading to the property
The topography (flat, sloped, swampy, or tableland)
Drainage systems or flood risks nearby
In places like Port Harcourt, Uyo, and parts of Delta State, flood-prone lands can remain underwater for months.
Visit the property during rainy season, or ask for geotechnical reports and drone footage. Accessibility issues can cripple future development.
Bonus: Conduct Local Intelligence (Community Verification)
This is one of the most overlooked but powerful due diligence steps.
Local intelligence simply means talking to the locals.
Ask the motorcycle riders, nearby traders, or local chiefs:
“Who owns that land?”
“Is there any dispute about that place?”
“Has anyone been sold this land before?”
You’d be amazed at what you’ll uncover. Some lands carry years of unresolved disputes, multiple sales, or even spiritual taboos that don’t appear in documents.
Always complement formal verification with informal community insight. Locals often know the truth long before government records do.
Final Thoughts
Buying land in Nigeria doesn’t have to be a gamble. With the right information and a little patience, you can secure assets that appreciate steadily and set your family up for long-term wealth.
Remember:
Verify ownership.
Check documents.
Confirm survey and zoning.
Investigate encumbrances.
Physically inspect the property.
Ask questions locally.
Each of these checks acts like a shield, protecting your money, peace of mind, and future.
